Mixed-Use Building with Four
New
For Sale
$875,000
17 W Main St, Lansdale, PA 19446
Fully occupied property combining two apartments with two ground-level commercial spaces and separate electric metering.
Property Size6,232 SF
Price / SF$140.40
Days on Market5
Property Features for 17 W Main St
General Information
Standard status
Active
Size
6,232 SF
Total Parking Spaces
8
Property subtype
Commercial
Occupancy
100%
Site & Location
Public Transit
Yes
Utilities to Site
Yes
Units
Unit Mix
1 x 3BR/1.5BA, 1 x 2BR/2BA
Multifamily Units
2
Amenities
in-unit washer and dryer
Building Details
Year Built
1900
Tenancy
Multi
Listing Agency:
Keller Williams Real Estate - West Chester
Listed By:
Richard DiPrimio · License #RS338327
(484) 947-8988
Source:
Baltimoreharfordhomesforsale
Added: Sep 10
Changed: Sep 14
Last Checked: Sep 13 at 2:44PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Keller Williams Real Estate - West Chester
Investment Insights
Based on property information with market context.
This 6,232-square-foot mixed-use building contains four occupied units: two residential apartments above two ground-level commercial spaces. One apartment measures 1,200 sqft and includes three bedrooms and 1.5 bathrooms; the second is approximately 1,300 sqft with two bedrooms and two bathrooms. Both apartments have in-unit washers and dryers. The commercial component includes a 2,850 sqft consignment store with a half bathroom and a 700 sqft spa.
Each unit has its own electric meter. Property improvements include a roof installed in 2022 and new heating systems in the consignment store and both apartments completed during 2024-2025. The property also provides 8 off-street parking spaces and sits directly next to the Lansdale train station, with restaurants and shopping nearby.
Each unit has its own electric meter. Property improvements include a roof installed in 2022 and new heating systems in the consignment store and both apartments completed during 2024-2025. The property also provides 8 off-street parking spaces and sits directly next to the Lansdale train station, with restaurants and shopping nearby.
Key Highlights
- 6,232‑square‑foot mixed‑use building with 2 apartments and 2 ground‑level commercial spaces
- Residential units measure 1,200 sqft and approximately 1,300 sqft, with 3 bedrooms and 2 bedrooms, respectively
- Commercial component includes a 2,850 sqft consignment store and a 700 sqft spa
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$75,225
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
8.60%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,504,500
$1.5M
Cap Rate 7%
$1,074,643
$1.1M
Cap Rate 9%
$835,833
$835.8K
Market Conditions
NOI Build-Up for 6,232 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$112.2K $18.00/SF
− Vacancy
−$4.7K −$0.76/SF
EGI
$107.5K $17.24/SF
− OpEx
−$32.2K −$5.17/SF
NOI
$75.2K $12.07/SF
Area
Montgomery County, PA
Vacancy
4.20%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,504,500
Cap Rate 7%
$1,074,643
Cap Rate 9%
$835,833
Alternative Uses
Best Use
Apartment 5plus
$1.20M
$1.05M – $1.40M
NOI $84,196 @ 7.0% cap · market cap 9.62%
Second Best
Retail
$1.07M
$940.3K – $1.25M
NOI $75,225 @ 7.0% cap · market cap 8.60%
Theoretical Best
Specialty Retail
$3.58M
$3.14M – $4.18M
NOI $250,930 @ 7.0% cap · market cap 28.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,489
Businesses Nearby
Explore this area
Business Placement
Demographics for 19446, PA
58,930
Population
24,983
Households
2.4
Avg Household Size
44
Median Age
51%
College-Educated
93%
High-School Grad
22.6 sq mi
ZIP Area
2,608
Density / Sq Mi
$103,875
Median Household Income
$60,396
Median Earnings
$1,738
Median Rent
$415,400
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Fully occupied property combining two apartments with two ground-level commercial spaces and separate electric metering.
Where is this mixed-use property located?
The property is located at 17 W Main St Lansdale, PA.
What is the asking price?
The asking price for this property is $875,000.
What are key features of this property?
This property features: 6,232‑square‑foot mixed‑use building with 2 apartments and 2 ground‑level commercial spaces; Residential units measure 1,200 sqft and approximately 1,300 sqft, with 3 bedrooms and 2 bedrooms, respectively; Commercial component includes a 2,850 sqft consignment store and a 700 sqft spa
